Forteasia Resort
Premium Plotted Colony · 200 Plots · ~180 sq yd · Tilyar Lake 15 min
Sector-21C & 22A, Rohtak, Haryana
Base IRR
15.1%
TrueScore
71/100
Entry Price
~₹72L est.
Hold Period
5 Years
Verdict
Buy
TrueScore
Buy
Composite across 4 dimensions
Investment Action
If buying
Buy — due diligence first
RERA clean, DGTCP licensed, strong Rohtak city core location. Confirm price before committing beyond 10%
If you own it
Hold — no urgency to exit
Sector 22 cluster proving itself; Rohtak 8–12% annual appreciation tailwind in play
ROI range · 5 yr
10.1% – 20.4%
Bear / Base / Bull IRR · annual
Key Metrics
Entry Price
~₹40k/sq yd est. · No published price · Demand signed price list
~₹72L est.
~₹40k/sq yd est. · No published price · Demand signed price list
Avg Plot Size
~150 sq m · 2× DDJAY standard
~180 sq yd
~150 sq m · 2× DDJAY standard
Base IRR
Rohtak annual appreciation trend 2025
15.1%
Rohtak annual appreciation trend 2025
Registered Area
HRERA-confirmed
13.72 acres
HRERA-confirmed
Total Plots
Including sub-phase
200 plots
Including sub-phase
Exit Multiple
Base case · 5-yr hold
2.02×
Base case · 5-yr hold
Rohtak Residential Market
13%
Rohtak HVI growth in 2025
₹67.9 Cr
Silicon Valley Ext III collections (294/358 sold)
₹72k/sq yd
Park View (same developer) resale comp
82%
Silicon Valley Ext III sell-through rate
₹124 Cr
Total Forteasia Rohtak collections — 4 projects
0
RERA complaints across all Forteasia projects
Adjacent Silicon Valley Ext III (Sector 22D) has sold 294/358 plots (82% sell-through), collecting ₹67.9 Cr — the strongest demand validation in the Sector 22 cluster. Park View (same developer, Sector 27A) shows ₹72k/sq yd in resale. With ~180 sq yd plots (2× the DDJAY standard), Resort is positioned to earn a meaningful "lifestyle premium" over the cluster once pricing is confirmed.
Unit Inventory & Pricing
~180 sq yd Plot (95%)
Area
146–150 sq m · ~189 plots
Listed Price
~₹72L est.Rate / sq ft
~₹4,444/sq ft est.
Resale Comps
₹72k/sq yd (Park View, same developer)
~155 sq yd Plot (5%)
Area
124–142 sq m · ~11 plots
Listed Price
~₹62L est.Rate / sq ft
~₹4,000/sq ft est.
Resale Comps
₹72k/sq yd (area comp)
| Type | Saleable Area | Listed Price | Rate/sq ft | Resale Comps |
|---|---|---|---|---|
| ~180 sq yd Plot (95%) | 146–150 sq m · ~189 plots | ~₹72L est. | ~₹4,444/sq ft est. | ₹72k/sq yd (Park View, same developer) |
| ~155 sq yd Plot (5%) | 124–142 sq m · ~11 plots | ~₹62L est. | ~₹4,000/sq ft est. | ₹72k/sq yd (area comp) |
All pricing is TrueYards estimate based on cost analysis: land ₹53.5 Cr ÷ 36,000 sq yd = ₹14,853/sq yd land cost alone. Expected developer launch: ₹35,000–₹55,000/sq yd. Park View (same developer, Delhi Road) resales at ₹72k/sq yd. Demand a signed, stamped price list before any payment beyond 10% booking.
3-Scenario IRR · 5-Year Hold
Bear Case
10.1%
1.61× exit · 5 yr
· Entry: ~₹40k/sq yd (180 sq yd = ₹72L)
· 6% annual appreciation
· Possession delayed to Dec 2030
· 2% registration + 1% misc
· No rental assumed
Base Case
15.1%
2.02× exit · 5 yr
· Entry: ~₹40k/sq yd
· 10% annual appreciation
· Possession Jul 2030 on schedule
· Rohtak 8–12% guidance range
· 2% registration cost
Bull Case
20.4%
2.52× exit · 5 yr
· Entry: ~₹40k/sq yd
· 16% appreciation + Sector 22 rerating
· Tilyar Lake / MDU premium kicks in
· Possession 2028 ahead of schedule
· Park View (₹72k/sq yd) repricing
IRR projections are TrueYards estimates · Not guaranteed returns
Fair Value Estimate
Ask Price (Indicative)
Cost-derived estimate · Land ₹53.5 Cr ÷ 36,000 sq yd sellable area
~₹40k/sq yd
Cost-derived estimate · Land ₹53.5 Cr ÷ 36,000 sq yd sellable area
TrueYards Fair Value
Park View (same developer, Delhi Road) resales at ₹72k/sq yd — Resort to launch at a discount initially
Below Park View
Park View (same developer, Delhi Road) resales at ₹72k/sq yd — Resort to launch at a discount initially
Corridor Upside
Potential rerating toward Park View comps post-possession + NOC delivery
+35–45%
Potential rerating toward Park View comps post-possession + NOC delivery
Investment Thesis
Forteasia Resort is HRERA-approved (RC approved 22 Aug 2025), DGTCP-licensed (Licence 120/2025), with a full HRERA filing. 200 plots across 13.72 acres in Sectors 21C/22A, adjacent to Forteasia's own proven Silicon Valley cluster where Ext III has collected ₹67.9 Cr from 294/358 plots. Plot sizes average ~150 sq m (180 sq yd) — meaningfully larger than the DDJAY 60–90 sq m plots in the cluster. The 'Resort' premium positioning + Tilyar Lake / MDU proximity + Railway Station 12 min makes this Forteasia's most lifestyle-oriented Rohtak product. Key risk: pricing is unpublished; land cost is ₹53.5 Cr of the ₹80.5 Cr total — implying a developer launch price of ₹35,000–₹55,000/sq yd with Park View at ₹72k/sq yd as the comp ceiling.
Location & Connectivity
Sector 21C/22A is Rohtak city core — an established residential zone within municipal limits, not peri-urban fringe. Tilyar Lake (15 min) is a major Rohtak leisure landmark with zoo, gardens, and a resort hotel, justifying the "Resort" branding. Railway Station (12 min) gives direct access to Delhi (1.5 hr), Chandigarh, and Jaipur.
Livability Score · 10 factors · TrueYards estimate
Advantages & Considerations
Advantages
Considerations
Amenities & Infrastructure
Gated complex
Secured entrance · CCTV surveillance
Wide internal roads
3.406 acres · heavy-vehicle capable
Green belts
1.031 acres HRERA-registered (7.5% of land)
Commercial area
0.305 acres — retail & services
Underground water tank
HRERA-registered · common supply
Sewage treatment
0.111 acres · HRERA registered
Street lighting
Road-frontage illumination
Landscaping & UD area
0.267 acres green development
Bank-approved loans
Financing available for eligible buyers
Community services land
1.374 acres transferred to govt
Builder Profile
Forteasia Realty Pvt Ltd
Haryana-focused developer with zero litigation across 4 HRERA projects and ₹124 Cr collected from allottees. Silicon Valley Ext III (294/358 plots sold, ₹67.9 Cr collected) is the strongest performing project in the portfolio. Resort is their first premium-sized plotted product — previous Rohtak work is DDJAY affordable (60–90 sq m). Times Realty 2025 Emerging Developer Award.
890
Plots sold across 4 Rohtak projects
₹124 Cr
Total collected from allottees
Zero
Litigation across all projects
82%
Ext III sell-through rate
Aug 2025
Resort RC approved
2025
Times Realty Award winner
TrueYards Assessment
Due Diligence Notes
Forteasia Realty Pvt Ltd has collected ₹124 Cr across 4 Rohtak HRERA projects with zero litigation — the strongest financial proof of builder credibility in the TrueYards Forteasia series. Silicon Valley Ext III (294/358 plots sold, 82% sell-through, ₹67.9 Cr collected) is the flagship performer. CA non-default certificate attached (Aug 2025). Resort is their first premium-sized (~180 sq yd) plotted product; all previous Rohtak work is DDJAY affordable (60–90 sq m). Quarterly infra spend plan filed 2025–2030.
Competition · 5 Comparable Projects
Park View · Sector 27A
Sector 27A, Rohtak
Developer
Forteasia (same)
Type
Residential plotted
Price
₹72k/sq yd (resale)
Distance
~4 km
Silicon Valley Ext III
Sector 22D, Rohtak
Developer
Forteasia (same)
Type
DDJAY plots (60–84 sq m)
Price
₹17k–₹19k/sq yd est.
Distance
Adjacent
Omaxe Green Valley
Sector 22D, Rohtak
Developer
Omaxe Ltd (listed)
Type
Residential plots
Price
Market rate
Distance
~2 km
One City Rohtak
Sector 27A, Rohtak
Developer
One Group Developers
Type
DDJAY residential
Price
+30% YoY claimed
Distance
~5 km
HL City Rohtak
Rohtak
Developer
HL Group
Type
Plots + floors
Price
Market rate
Distance
~5 km
| Project | Developer | Type | Price | Distance | Impact |
|---|---|---|---|---|---|
Park View · Sector 27A Sector 27A, Rohtak | Forteasia (same) | Residential plotted | ₹72k/sq yd (resale) | ~4 km | Medium |
Silicon Valley Ext III Sector 22D, Rohtak | Forteasia (same) | DDJAY plots (60–84 sq m) | ₹17k–₹19k/sq yd est. | Adjacent | High |
Omaxe Green Valley Sector 22D, Rohtak | Omaxe Ltd (listed) | Residential plots | Market rate | ~2 km | High |
One City Rohtak Sector 27A, Rohtak | One Group Developers | DDJAY residential | +30% YoY claimed | ~5 km | Medium |
HL City Rohtak Rohtak | HL Group | Plots + floors | Market rate | ~5 km | Low |
Resort positions as the premium-tier alternative to DDJAY plots in the same Sector 22 cluster — larger plots (~180 vs 60–84 sq yd), superior lifestyle access, and HRERA-registered, targeting a higher-income buyer than Silicon Valley's affordable segment.
Key Risks & Mitigants
No published price — pricing opacity
HighAll portals show "Call for Price." Based on cost analysis (land ₹53.5 Cr, infra ₹22 Cr, sellable 36,000 sq yd), the developer needs ~₹35,000–₹55,000/sq yd to break even with margin. Park View (same developer, Delhi Road) resales at ₹72k/sq yd. Demand a signed price list before any payment.
External NOCs all pending
MediumRoads (PWD), Water (HWRA), Electricity (UHBVN), Sewage (HUDA), Storm drainage (HUDA), CTE (HSPCB) — all marked "No" at registration. Standard for early-stage plotted colonies. Mitigant: same pattern on Silicon Valley extensions, which are delivering on schedule.
No clubhouse/amenities budgeted in HRERA plan
MediumHRERA infra plan shows ₹0 allocated to clubhouse, parks, playgrounds, and renewable energy. Amenities shown in renders are not RERA-registered commitments. Ask the developer explicitly which amenities are in the RERA-registered plan before booking.
First premium-tier plotted product
MediumAll prior Forteasia Rohtak projects are DDJAY affordable plots (60–90 sq m). Resort at ~150 sq m is their first premium-positioned product. Demand pool and resale velocity for larger plots in Rohtak at this price point is unproven for this developer.
Completion July 2030 — 4-year horizon
LowSilicon Valley extensions (all due Dec 2027 / Feb 2028) will be delivered before Resort's 2030 date — giving a track record data point before possession. If those deliver on time, Resort's risk profile improves significantly.
Regulatory & Legal
HRERA registration
HRERA-PKL-ROH-750-2025
confirmedTemp project ID
RERA-PKL-PROJ-1763-2025
RC approval date
22 August 2025
confirmedDGTCP licence
120 of 2025 · 11 July 2025
confirmedLayout plan approved
11 July 2025
confirmedDemarcation & zoning
01 August 2025
confirmedConstruction start
01 September 2025
HRERA completion date
10 July 2030
confirmedEscrow bank
Axis Bank · Sector-37, Faridabad
Escrow account
925020036602210 · IFSC UTIB0001575
confirmedLitigation declared
None
cleanExternal NOCs
All 6 pending (PWD/HWRA/UHBVN/HUDA/HSPCB)
flaggedPay only into Axis Bank escrow account 925020036602210 (IFSC UTIB0001575, Sector-37 Faridabad). Verify on haryanarera.gov.in under HRERA-PKL-ROH-750-2025 before any transfer.
Investment FAQs
What makes Resort different from the Silicon Valley cluster?
Resort is Forteasia's first premium-tier plotted product in Rohtak. While Silicon Valley plots are 57–84 sq m (68–100 sq yd) under DDJAY affordable housing, Resort plots average ~150 sq m (180 sq yd) — 2× larger. The "Resort" branding reflects proximity to Tilyar Lake (15 min), MDU (15 min), and Railway Station (12 min), targeting a higher-income buyer willing to pay a premium for size and lifestyle access.
What does the ₹124 Cr collections figure mean for investors?
Across the 4 projects declared in the HRERA filing, Forteasia has collected ₹124 Cr from buyers with only ₹9.8 Cr balance remaining. This is unusually strong financial evidence for a Tier-2 Haryana developer — buyers are paying as per CLP, no defaults or disputes, and zero litigation across all four projects.
Why does the HRERA plan show ₹0 for clubhouse and parks?
The HRERA infrastructure budget allocates ₹0 to clubhouse, parks, playgrounds, and renewable energy. These amenities shown in renders are proposed but not RERA-registered commitments. Buyers should ask the developer explicitly which amenities are in the RERA-registered plan. Do not rely on renders alone.
What is the realistic entry price?
Based on HRERA cost data: land cost ₹53.5 Cr ÷ 36,000 sq yd sellable = ₹14,853/sq yd land cost alone. Adding infra (₹22 Cr), other costs (₹5 Cr), and a 30–40% developer margin, the realistic launch price range is ₹35,000–₹55,000/sq yd. For 180 sq yd = ₹63L–₹99L per plot. Park View (same developer, Delhi Road) shows ₹72k/sq yd in resale — Resort may price at a slight discount initially.
How does Resort compare to the other Forteasia projects?
Resort sits between Millionaire Residences (luxury apartments, IMT Rohtak, TrueScore 74) and Kingstreet (NCR border Bahadurgarh, TrueScore 77) in conviction. Its location quality (7.7/10 livability) is similar to Millionaire Residences. Key advantage over FIT: pure residential play in Rohtak city core with no industrial execution risk. Key advantage over Millionaire: plots allow buyer to build, lease, or hold — more flexible than apartments.
Due Diligence Checklist
At a Glance
TrueYards deal analysis · Forteasia Resort · Sector 21C/22A Rohtak · Analysis date: June 2026 · HRERA data: haryanarera.gov.in HRERA-PKL-ROH-750-2025 · Market data: 99acres, Rohtak HVI Landszo, HL City 2025 · IRR scenarios use estimated ₹40k/sq yd entry — not confirmed developer price · This is not personalised investment advice. Conduct independent due diligence, site visits, and legal verification before committing capital.
Investment Summary
Direct transaction support provided